4754 34th Ave S · Fargo, ND 58104

$279,900

3 bd · 2.0 ba · 917 sqft · MultiFamily public records · 4 Days on market

Built 2013 4,312 sqft lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Sharp twin home in the Brandt Crossing Addition in south Fargo. 3 bedrooms, 2 baths, and a fenced yard are a plus. Kitchen has stainless steel appliances and an eat up counter. Master bedroom with hollywood bath on upper level. Lower level features family room, bathroom, laundry and 2 bedrooms. Location is great with many amenities close by. This one is worth your look.

Key facts

• Open floor plan
• Two-tier island
• Laminate flooring

Tags

• OPEN FLOOR PLAN
• TWO-TIER ISLAND
• BOTTOM-MOUNT FREEZER
• ELECTRIC RANGE OVEN
• OVER-THE-RANGE MICROWAVE
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (2.0% below list).
• Recommended offer: $274k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.5% in Fargo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#1 in ND, #605 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• West Fargo 6 (suburban): math 41% / reading 42% proficiency, ranked #26 of 53 in ND (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Fargo Sheyenne High School (math 29% / reading 37%, grade F, #84 of 144 statewide, top 58%, 1,473 students, 20% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising fast (+5.1%/yr); 358 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,218 units permitted in Cass County in 2024 (410 in 5+ unit buildings).
• This rent runs 38% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cass County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $198k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $274,300 (2.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.13% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-19,351
• Equity at exit: $41,734

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $34,614
• Equity at exit: $24,201

Cash invested: $78,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 82 Strongly Landlord-Friendly
• State North Dakota: 82 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

3-day notice; landlord-friendly.

Methodology + full state rankings →

ZIP-level market 58104

• Home prices YoY: -29.6%
• Rents YoY: 5.1%
• Active inventory: 358
• Price-to-rent: 23.8×

Monthly cashflow live

• Estimated rent: $2,743 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$268 /mo · $3,220/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $314

Break-even live

Break-even rent $2,345

Max offer price $279,900

Occupancy floor 84%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$979
▸ 2× units	1	1	$1,764
Total (3 units)			$2,743

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3548 47th St S Fargo, ND	1.0–2.0	1.0–2.0	892	$1,235	$1.38	13d	3	0.12mi
5207 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	1090	$1,350	$1.24	21d	1	0.33mi
4920 30th Ave S Fargo, ND	3.0	1.0–2.0	999	$1,765	$1.77	13d	41	0.51mi
3230 Seter Pkwy S Fargo, ND	1.0–3.0	1.0–2.0	1227	$1,825	$1.49	13d	7	0.56mi
4281 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	975	$1,165	$1.19	13d	2	0.57mi
5601 34th Ave S Fargo, ND	2.0	1.0–2.0	918	$1,830	$1.99	13d	11	0.58mi
5599 36th Ave S Fargo, ND	1.0–3.0	1.0–2.0	1351	$2,400	$1.78	13d	9	0.59mi
4261 33rd Ave S Fargo, ND	2.0	1.0	1000	$950	$0.95	21d	1	0.62mi
5601 33rd Ave S Fargo, ND	3.0	1.0–3.0	1009	$2,695	$2.67	13d	50	0.63mi
4251 33rd Ave S Fargo, ND	1.0–3.0	1.0–2.0	975	$1,115	$1.14	21d	2	0.64mi
4425 31st Ave S Fargo, ND	1.0–2.0	1.0–2.0	1111	$1,285	$1.16	13d	2	0.65mi
5671 34th Ave S Fargo, ND	3.0	1.0–2.0	1008	$2,795	$2.77	13d	33	0.66mi
4231 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	21d	1	0.70mi
4422 30th Ave S Fargo, ND	1.0–2.0	1.0–2.0	834	$1,139	$1.36	13d	3	0.71mi
4221 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	21d	1	0.72mi
5000 28th Ave S Fargo, ND	3.0	1.0–2.0	1009	$1,980	$1.96	13d	31	0.72mi
2777 47th St S Fargo, ND	1.0–3.0	1.0–2.0	1075	$1,295	$1.20	21d	1	0.72mi
4201 33rd Ave S Fargo, ND	2.0	1.0	900	$900	$1.00	13d	2	0.77mi
5369 30th Ave S Fargo, ND	3.0	1.0–2.0	1052	$1,715	$1.63	13d	13	0.81mi
3330 42nd St SW Fargo, ND	1.0–3.0	1.0–2.0	1051	$1,095	$1.04	21d	1	0.82mi
4389 Calico Dr S Fargo, ND	2.0	2.0	1100	$1,195	$1.09	21d	1	0.82mi
4854 Amber Valley Pkwy S Fargo, ND	1.0–3.0	1.0–2.0	948	$1,285	$1.36	13d	9	0.88mi
4385 Calico Dr S Fargo, ND	1.0–2.0	1.0–2.0	900	$1,195	$1.33	21d	1	0.91mi
4431 Calico Dr S Fargo, ND	1.0–2.0	1.0–2.0	950	$1,195	$1.26	21d	1	0.92mi
4045 34th Ave S Fargo, ND	1.0–2.0	1.0–2.0	886	$1,265	$1.43	13d	15	0.93mi
4901 44th Ave S Fargo, ND	1.0–3.0	1.0–2.0	948	$1,325	$1.40	13d	22	0.94mi
4393 Calico Dr S Fargo, ND	1.0–2.0	1.0–2.0	950	$1,195	$1.26	21d	2	0.95mi
2850 Uptown Way S Fargo, ND	1.0–2.0	1.0–2.0	930	$1,895	$2.04	13d	12	0.95mi
3720 42nd St S Fargo, ND	2.0–4.0	1.0–2.0	1105	$1,118	$1.01	21d	1	0.98mi
4474 24th Ave S Unit 616 Fargo, ND	2.0	2.0	1096	$1,500	$1.37	21d	1	0.99mi
5001 Amber Valley Pkwy S Fargo, ND	1.0–2.0	1.0–2.0	834	$1,159	$1.39	13d	5	1.01mi
2633 55th St S Fargo, ND	1.0–3.0	1.0–2.0	1072	$1,920	$1.79	21d	5	1.02mi
4452 47th St S Fargo, ND	1.0–3.0	1.0–2.0	956	$1,313	$1.37	13d	10	1.03mi
5101 Amber Valley Pkwy S Fargo, ND	1.0–3.0	1.0–2.0	918	$1,438	$1.57	21d	19	1.03mi
2915 Bluestem Dr West Fargo, ND	1.0–3.0	1.0–2.0	1109	$1,590	$1.43	13d	6	1.03mi
5100 44th Ave S Fargo, ND	1.0–3.0	1.0–2.0	979	$1,380	$1.41	13d	15	1.07mi
2836 41st St S Fargo, ND	2.0	1.0–2.0	965	$1,480	$1.53	13d	13	1.14mi
2312 55th St S Fargo, ND	1.0–2.0	1.0–2.0	842	$1,190	$1.41	13d	6	1.19mi
4551 47th Ave S Fargo, ND	2.0	1.0–2.0	987	$1,475	$1.49	13d	21	1.21mi

Listing history 10 events

1. 2026-04-20
   status Pending
2. 2026-04-17
   listed $279,900 Active
3. 2021-01-19
   soldstatus $198,000
4. 2021-01-15
   soldstatus $198,000 373-char remark

   Show marketing remark (373 chars)

   Sharp twin home in the Brandt Crossing Addition in south Fargo. 3 bedrooms, 2 baths, and a fenced yard are a plus. Kitchen has stainless steel appliances and an eat up counter. Master bedroom with hollywood bath on upper level. Lower level features family room, bathroom, laundry and 2 bedrooms. Location is great with many amenities close by. This one is worth your look.

5. 2020-11-05
   listed $199,900 373-char remark

   Show marketing remark (373 chars)

   Sharp twin home in the Brandt Crossing Addition in south Fargo. 3 bedrooms, 2 baths, and a fenced yard are a plus. Kitchen has stainless steel appliances and an eat up counter. Master bedroom with hollywood bath on upper level. Lower level features family room, bathroom, laundry and 2 bedrooms. Location is great with many amenities close by. This one is worth your look.

6. 2018-04-24
   soldstatus
7. 2018-04-20
   soldstatus $185,000 607-char remark

   Show marketing remark (607 chars)

   Beautifully updated twinhome in the Brandt Crossing addition of South Fargo! Enjoy 3 beds, 2 baths and 1790 sq ft of finished living space! Fall in love with the vaulted ceilings, open concept main living area, stainless-steel appliances, kitchen island, master suite and beautiful new laminate flooring throughout the main living space. Downstairs find 2 additional bedrooms, a full bath, laundry, & new carpet throughout the lower level! Enjoy the outdoor space as well complete with wood deck, fully fenced yard and storage shed! This twinhome truly stands out from the rest- see it before it's gone!

8. 2018-02-14
   listed $185,000 607-char remark

   Show marketing remark (607 chars)

   Beautifully updated twinhome in the Brandt Crossing addition of South Fargo! Enjoy 3 beds, 2 baths and 1790 sq ft of finished living space! Fall in love with the vaulted ceilings, open concept main living area, stainless-steel appliances, kitchen island, master suite and beautiful new laminate flooring throughout the main living space. Downstairs find 2 additional bedrooms, a full bath, laundry, & new carpet throughout the lower level! Enjoy the outdoor space as well complete with wood deck, fully fenced yard and storage shed! This twinhome truly stands out from the rest- see it before it's gone!

9. 2013-10-02
   soldstatus $139,600
10. 2013-02-25
    listed $134,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ND · Resets to sale price

• Current annual tax: $3,220 · $268/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,916
• − Mortgage interest: −$15,679
• − Property taxes: −$3,220
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,633
• − Management: −$2,633
• − Depreciation: −$8,143
• Taxable loss: −$791
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $3,960/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: West Fargo 6
• NCES district ID: 3819410
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 42% ▼ -10.00%
• Median HH income: $58,914
• Composite: 36.6/100
• National rank: #4628
• State rank: #26 of 53 in ND

Livability — Fargo

• Score: 85/100
• State rank: #1
• US rank: #605

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fargo, ND
• County: Cass County · 177,143 people
• City population: 130,876
• Metro: Fargo, ND-MN
• Population (ZIP): 49,168
• Household income: $85,747
• Rent vs Own: 54.6% rent · 45.4% own
• Severe rent burden: 2039.0

Population outlook (Cass County) Hauer SSP2

• Today (2025): 223,771 people
• By 2030: 251,835 · +12.5%
• By 2040: 311,816 · +39.3%
• By 2050: 378,694 · +69.2%
• By 2075: 571,386 · +155.3%
• By 2100: 769,727 · +244.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 7% Two or more races 5% Asian 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 27% Lithuanian 4% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 92% English-only · Korean 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Cass

• 2024 margin: Lean R (+8.4) · D 44.9% · R 53.3% · Other 1.9%
• 2008→2024 swing: -15.5pp toward R · 2008: 7.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+2.7 2016: R+10.7 2012: R+3.0 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.58%
• Current HPI: 187.1707
• Rent YoY: ▲ 5.13%
• Metro: Fargo, ND-MN
• State GDP YoY: ▲ 2.09%
• F500 in state: 2

Industry mix (Fortune 500 HQ in ND)

Industry	F500 HQs	Revenue
▸Utilities / Construction	1	$6B

Price history

+107.5% since first listed

10 events — show timeline

• 2026-04-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-01-19 Sold (Public Records) $198,000 Public Records
• 2021-01-15 Sold (MLS) $198,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-11-05 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-04-24 Sold (Public Records) — Public Records
• 2018-04-20 Sold (MLS) $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-02-14 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-02 Sold (MLS) $139,600 NORTHSTARMLS as Distributed by MLS Grid
• 2013-02-25 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $3,220 · -19.8% YoY. Source: county tax records.